Conducting an official land search in Kenya requires a copy of the Title Deed (showing the Land Reference or Parcel Number), National ID or Passport copies for both the buyer and seller, KRA PIN certificates, and a statutory fee of KES 500 to KES 1,000. Manual searches at a local Ministry of Lands registry also require a completed Application for Official Land Search form, while online searches via the Ardhisasa portal require digital verification and property owner consent.
Essential Documents and Requirements
| Requirement | Purpose | Applicable Channel |
| Copy of Title Deed | Provides the official Parcel or LR Number. | Ardhisasa, eCitizen, Manual |
| National ID / Passport | Verifies applicant and seller identity. | Ardhisasa, eCitizen, Manual |
| KRA PIN Certificate | Tax and identity verification. | Ardhisasa, eCitizen, Manual |
| Search Fee (KES 500–1,000) | Government processing fee. | M-Pesa, Card, Bank Deposit |
| Form RL 26 | Physical search application form. | Manual Registry Only |
| Property Owner Consent | Security approval granted by the seller. | Ardhisasa Platform Only |
How to Conduct a Land Search in Kenya
1. Ardhisasa Portal
Ardhisasa handles digitized regions including Nairobi, Murang’a, and Isiolo. Users create an account verified against the Integrated Population Registration System (IPRS). Once the parcel number is submitted and the fee paid, the seller receives a notification to consent before search results are released.
2. eCitizen Portal
For counties not fully migrated to Ardhisasa, searches are conducted via eCitizen under the Ministry of Lands and Physical Planning service portal. Applicants enter the precise title deed number, pay via M-Pesa, and download digital search certificates within 24 hours.
3. Manual Ministry of Lands Registry
For un-digitized regional registries, applicants physically visit the land registry where the parcel is located. Submitting Form RL 26 with attached ID and title deed copies triggers a physical search of the land register. Processing takes 1 to 3 business days.
Critical Information Revealed in Search Results
- Registered Owner: Confirms if the seller’s legal name matches official government land registers.
- Encumbrances: Details existing liabilities, including bank charges, active mortgages, court caveats, or disputes.
- Tenure Details: Distinguishes between Freehold and Leasehold property (including unexpired lease years).
- Acreage and Boundaries: Confirms official size to prevent purchase of encroached or grabbed land.
Official Resources
- State Department for Lands – Issuance of Search Certificate
- Ardhisasa – Government Land Information Platform
- State Department for Lands – Land Survey Searches
- State Department for Lands – Land Control Board Consent
